Blk 406 Tampines St 41
Completed 1985 · 12 storeys · 164 flats · 59 years 05 months remaining · 55 resale transactions on record · median household income in Tampines: $9,500/mo
12 storeys · completed 1985 · shops below
What the record shows
A 3-room here sold for $495,000 in Jun 2026. The same flat type in this block averaged $337,611 in 2020 - a gain of $157,389 - about $72 a day while the owner slept.
In this block, 3-room flats from floor 8 up have sold for a median of $488,000 - $68,000 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2025 - the line where CPF usage rules tighten for buyers. In Tampines over the last two years, flats below that line sold at a median 12% below their younger neighbours' PSF (1,235 sales).
A executive on Tampines St 41 has already fetched $980,000 - 98% of the way to a million-dollar flat.
Across Tampines, roughly 1,481 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Tampines median | Gross yield | Rented |
|---|---|---|---|---|---|
| 3-ROOM | $2,900/mo | $1,850–$3,400 | $2,850/mo | - | 12 |
| 4-ROOM | $3,500/mo | $2,000–$3,800 | $3,400/mo | - | 3 |
Price trend
median PSF by year · ━ this block · ╌ Tampines · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 34 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 ROOM | 10 to 12 | 64 | $495,000 | $719 | 59y 05m |
| Jun 2026 | 3 ROOM | 04 to 06 | 64 | $490,000 | $711 | 59y 05m |
| Apr 2026 | 3 ROOM | 07 to 09 | 64 | $508,888 | $739 | 59y 06m |
| Apr 2026 | 4 ROOM | 07 to 09 | 89 | $621,000 | $648 | 59y 07m |
| Dec 2025 | 4 ROOM | 04 to 06 | 89 | $618,888 | $646 | 59y 11m |
| Sept 2025 | 4 ROOM | 01 to 03 | 89 | $610,000 | $637 | 60y 01m |
| Sept 2025 | 3 ROOM | 10 to 12 | 64 | $488,000 | $708 | 60y 02m |
| Aug 2025 | 3 ROOM | 04 to 06 | 64 | $470,000 | $682 | 60y 02m |
| Aug 2025 | 4 ROOM | 07 to 09 | 84 | $618,000 | $684 | 60y 03m |
| Aug 2025 | 3 ROOM | 10 to 12 | 64 | $500,000 | $726 | 60y 02m |
| Jul 2025 | 4 ROOM | 01 to 03 | 84 | $564,888 | $625 | 60y 04m |
| May 2025 | 3 ROOM | 04 to 06 | 64 | $452,000 | $656 | 60y 06m |
| Jan 2025 | 3 ROOM | 07 to 09 | 64 | $468,000 | $679 | 60y 11m |
| Oct 2024 | 4 ROOM | 01 to 03 | 89 | $577,500 | $603 | 61y 01m |
| Aug 2024 | 4 ROOM | 10 to 12 | 89 | $605,000 | $632 | 61y 03m |
| Aug 2024 | 3 ROOM | 01 to 03 | 64 | $432,000 | $627 | 61y 03m |
| May 2024 | 3 ROOM | 01 to 03 | 64 | $420,000 | $610 | 61y 06m |
| Mar 2024 | 3 ROOM | 04 to 06 | 64 | $408,000 | $592 | 61y 07m |
| Jan 2024 | 3 ROOM | 04 to 06 | 64 | $435,000 | $631 | 61y 10m |
| Dec 2023 | 3 ROOM | 07 to 09 | 64 | $405,000 | $588 | 61y 11m |
| Dec 2023 | 3 ROOM | 04 to 06 | 64 | $419,000 | $608 | 61y 10m |
| Oct 2023 | 3 ROOM | 07 to 09 | 64 | $410,000 | $595 | 62y |
| Aug 2023 | 3 ROOM | 10 to 12 | 64 | $415,000 | $602 | 62y 02m |
| May 2023 | 3 ROOM | 01 to 03 | 64 | $390,000 | $566 | 62y 06m |
| Mar 2023 | 4 ROOM | 10 to 12 | 89 | $538,888 | $563 | 62y 07m |
| Mar 2023 | 4 ROOM | 07 to 09 | 84 | $542,000 | $599 | 62y 07m |
| Feb 2023 | 3 ROOM | 07 to 09 | 64 | $406,000 | $589 | 62y 10m |
| Dec 2022 | 3 ROOM | 04 to 06 | 64 | $390,000 | $566 | 63y |
| Oct 2022 | 4 ROOM | 07 to 09 | 89 | $525,000 | $548 | 63y 01m |
| Aug 2022 | 4 ROOM | 04 to 06 | 84 | $480,000 | $531 | 63y 03m |
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
built 1984 · same generation
3-room median $48k below this block · 4 vs 9 sales
3-room median $53k below this block · 9 vs 9 sales
3-room median $38k below this block · 6 vs 9 sales
3-room median $28k below this block · 3 vs 9 sales
3-room median $33k below this block · 5 vs 9 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.